THE AMAZON MAP OF DELAWARE:
WHAT'S REAL, WHAT'S RUMOR,
AND WHAT IT MEANS

​A straight-ahead guide to every confirmed, approved, proposed, or credibly rumored Amazon site in Delaware—organized by county and time—plus who helped move the ball

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When a company the size of Amazon moves, it doesn’t tip-toe. It reshapes traffic patterns, budgets, and political incentives. Below is the fact-checked, sourced ledger of every Amazon site in Delaware—opened, approved, proposed, or credibly rumored—organized by county and in chronological order. I also flag where public policy—most notably New Castle County’s Jobs Now fast-track—likely helped move projects from pitch deck to ribbon-cutting, and I outline the publicly documented roles of Matt Meyer, Marcus Henry, Pam Scott, and Shawn Tucker.

Bottom line: Delaware’s logistics boom didn’t happen by accident. It happened because power, policy, and process lined up to say “yes”—fast.

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New Castle County (earliest → latest)

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1) New Castle (Airport/ILG area) — First East Coast foothold (1997, lease; later modernized)

• Use/size: Early fulfillment hub later used for sortation; ~200k–300k+ sq ft reported historically.

• Status: Long-tenured lease; upgrades around 2019.

• Why it matters: Starts Amazon’s 25-year Delaware arc; proof that speed and geography win.

• Sourcing: The State’s economic-development arm confirms Amazon launched operations in New Castle in 1997 and later added Middletown (2012). Delaware Prosperity

 

2) Middletown Fulfillment Center (2012, opened)

• Use/size: ~1.0–1.2M sq ft fulfillment center; $90M capital; ~850 jobs at launch.

• Land/use: Annexed/approved by Town of Middletown (not County).

• Sourcing: Governor’s press release and contemporaneous coverage. State of Delaware NewsWHYY

 

3) Wilmington/Boxwood Road (former GM site) — Multistory Robotics FC (announced 2020; operating by 2022)

• Use/size: Ground-floor ~820k sq ft; multistory footprint totals around 3.8M sq ft (five levels) per extensive reporting; >1,000 jobs advertised.

• Developer: Dermody Properties (build-to-suit for Amazon).

• Process: No rezoning (industrial legacy); fast-tracked.

• Sourcing: State announcement confirming project, history, and job counts. (Multistory scale widely reported by regional media contemporaneously.) Delaware Prosperity

 

4) Last-mile Delivery Stations (2021, opened)

• Sites (2):

  • Delaware Logistics Park (near Delaware City) — inside a 577,800-sq-ft building.

  • Second NCC site (additional announced station; reported ~220k sq ft near Boxwood).

• Sourcing: Amazon confirmed both NCC delivery stations in 2021. Delaware Business Times

 

5) Blue Diamond Park (Bear/US-13) — Large Single-Story FC (leased 2020; operational ~2021; sold 2022)

• Use/size: ~1.3M sq ft distribution/fulfillment center.

• Transaction: Facility sold for $246M in 2022, one of Delaware’s largest CRE sales, following Amazon’s lease and opening.

• Sourcing: DBT reports the lease/signing (2020) and the $246M sale (2022). Delaware Business Times+1

 

6) Newark/Route 273 area — Additional delivery capacity (c. 2020)

• Use/size: ~190k–220k sq ft leased last-mile space referenced alongside the 2021 confirmations above.

• Sourcing: Covered within the 2021 confirmation reporting. Delaware Business Times

 

7) New Castle/Wilmington Airport corridor — Stoltz “$100M” warehouse courting Amazon (2023, rumor/target)

• Use/size: Spec industrial near ILG; developer publicly seeking Amazon as tenant.

• Status: Not announced by Amazon; a credible pipeline/rumor.

• Sourcing: Developer statements and local business reporting; counsel noted below under “Influencers.” Delaware Business Times

 

8) Middletown “Next-Generation” Multistory FC (filed/purchased 2025, proposed/rumored)

• Use/size: Filed concept shows ~3.9M sq ft, five stories; Amazon purchased ~130 acres west of town.

• Status: Proposed; approvals pending through municipal process (Town of Middletown).

• Sourcing: DBT exclusive (land purchase and “next-gen” plans). Delaware Business Times+1

 

9) Delaware City / Refinery Corridor — “Project Washington” Data Center Campus (2025 filings; rumored Amazon use)

• Use/scale. Phase 1 envisions six data-center buildings, ~500,000 sq ft each, two stories, plus dedicated electrical yards; developer materials describe potential draw up to ~1.2 gigawatts at full build.

• Location/ownership/developer. Refinery-adjacent lands north of Delaware City. Owner is New Castle Campus Development LLC (an entity tied to PBF Energy); Starwood Digital Ventures is the developer/operator.

• Zoning & approvals. Pre-application (“Project Washington”) letter logged June 2, 2025; an exploratory/sketch plan has been submitted (early-stage review). Phase 2 would seek to rezone the “North Campus” parcel (TPN 10-049.00-073) from S (Suburban) → I (Industrial) to add five additional data-center buildings; that rezoning requires public hearings and a County Council vote.

• Policy context. In direct response to the scale of this campus, Ordinance 25-101 was introduced in July 2025 to tighten countywide data-center siting, noise (55 dBA), berm, lighting, cooling-water, and efficiency standards; Phase 1 could be grandfathered if its formal plan precedes adoption.

• Status/tenancy. Tenant is not disclosed in filings. Public reporting frames potential users broadly (global cloud/data firms); local officials and legislators have scrutinized the plan in town halls. Community rumor attributes the campus to Amazon, but no filing names Amazon.

 

Kent County (earliest → latest)

 

No publicly confirmed, Amazon-named facilities are operating in Kent as of Aug. 16, 2025.

Two items circulate in the public record and press, but tenancy remains unconfirmeD:

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1) Dover/Horsepond Road Sortation (c. 2021, rumor)

• Claim: A ~150k-sq-ft sortation site in a pre-existing building has been referenced in local discussion.

• Status: No authoritative, on-the-record confirmation from Amazon or Kent County; no definitive public docket naming Amazon surfaced.

• Sourcing: No verifiable primary source. (If you have municipal permits or lease docs, we’ll append them.)

 

2) Smyrna/US-13 Corridor Logistics Center (2022–2023 approvals; tenant unannounced)

• Large-format warehousing received Kent code updates and approvals in this period; tenant identity not publicly confirmed as Amazon.

• Sourcing: Regional planning/zoning coverage of 2023 Kent code changes governing warehouse siting; does not name Amazon. Spotlight Delaware

 

Call-out: If Amazon later files or is named in Kent leases/permits, we’ll slot them here with ordinance numbers and dates. Today, there’s no primary-source confirmation tying Amazon by name to a live Kent site.

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Sussex County (earliest → latest)

 

1) Seaford Delivery Station (2021, opened)

• Use/size: ~125k sq ft retrofit last-mile station in Seaford industrial area; rapid fit-out under existing zoning.

• Sourcing: Local business reporting notes Amazon’s last-mile station in Seaford as part of the region’s logistics expansion. Delaware Business Times

 

2) Bridgeville — 1M-sq-ft Fulfillment Center (rezoning/approvals 2024; site work 2024–)

• Use/size: ~1.0M sq ft FC on a ~219-acre tract off US-13 / Cannon Rd; heavy-industrial rezoning with conditions.

• Process: Sussex County Council approved the application in early 2024; Planning & Zoning minutes later memorialize Council approval on Feb. 20, 2024.

• Status: Approved; site work underway; opening target cited in local coverage beyond Council minutes.

• Sourcing: Sussex Planning & Zoning minutes referencing Council approval date. Sussex County

 

What moved these projects? The “Influencers” and the levers they pulled

 

Matt Meyer — County Executive (2017–Jan. 2025), now Governor (2025– )

• Policy lever: Jobs Now, New Castle County’s expedited plan review for “job-rich” projects. It synchronizes agency reviews and compresses timelines—exactly the advantage mega-logistics projects need. Boxwood and Blue Diamond appear on the County’s Jobs Now materials. New Castle County+1

• Public posture: As County Executive, Meyer publicly touted Boxwood’s jobs and tied Amazon’s expansion to cooperative, responsive government. As Governor, he continues a pro-growth stance. Delaware Prosperity Governor Matt Meyer - State of Delaware

 

Marcus Henry — New Castle County Executive (2025– ), former Economic Development & Policy Director & Community Services General Manager

• Role: Ran point on economic development during the Jobs Now era; now the County’s chief executive. Public bios detail his economic-development portfolio and current leadership. New Castle County, Spotlight Delaware

• Why it matters: A single point of contact lowers friction. When developers know who can convene DelDOT, Land Use, and Fire Marshal in one room, schedules hold.

 

Pam Scott — Land-Use Counsel (Saul Ewing)

• Role: Veteran land-use/zoning attorney frequently leading entitlement strategies for large industrial/logistics projects in Delaware. Profile reflects zoning expertise that aligns with Amazon-scale entitlements. Saul Ewing LLP+1

• Why it matters: Pre-filing consults with staff/electeds to solve for traffic, buffers, and code compliance before the public hearing clock starts—exactly how Boxwood-type projects avoid delays.

 

Shawn M. Tucker — Land-Use Counsel (Barnes & Thornburg); former NCC Land Use GM

• Role: Represents major industrial developers; bio highlights his tenure running NCC Land Use and securing big approvals “in short order.” He has been publicly associated with the Blue Diamond/ILG corridor and New Castle speculation targeting Amazon as a tenant. Baker McKenzie, Delaware Business Tim

• Why it matters: When former code-writers sit at counsel table, applicants anticipate what reviewers will flag—and fix it upstream.

 

Translation: People + Process = Pace. The Jobs Now framework and experienced counsel didn’t guarantee “yes,” but they made “no” a lot harder to justify when applications were code-compliant and job-heavy.

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The takeaway 

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Delaware’s Amazon footprint is bigger and more nuanced than a simple list. It’s a stack: early leaseholds, town-approved builds, multistory robotics, last-mile stations, and a new wave of mega-format proposals. The common thread is speed with structure—Jobs Now timelines, coordinated reviewers, and counsel who de-risk projects before they ever hit a public agenda.​